Henderson Row office block could become flats with new mansard roof

An office block on Henderson Row in Stockbridge could be turned into residential apartments under a fresh planning application now before the City of Edinburgh Council.

The proposal covers 57 Henderson Row, EH3 5DL, a prominent site on the route between Stockbridge, Canonmills and the northern edge of the New Town. The building is currently identified in the application as Class 4 office space. The new plan seeks a change of use to residential apartments, alongside visible changes to the roof, elevations and outdoor areas.

The most noticeable alteration would be at roof level. The plans include the replacement of the existing mansard roof and the creation of a new top floor to accommodate apartments. The scheme also includes façade refurbishment, new windows, landscape works and south-facing balconies at ground-floor level.

What is proposed

The application seeks permission for a change of use from office to residential apartments, with associated building works.

Key elements include:

• conversion of the existing Class 4 office use to residential apartments;
• replacement of the current mansard roof;
• a roof extension and new top floor for additional apartments;
• façade refurbishment;
• new windows;
• landscaping works; and
• south-facing balconies at ground-floor level.

The application description refers to residential apartments but does not give a confirmed number of homes in the brief public description. The detailed drawings and supporting documents on the council portal are the place to check the proposed layout, elevations and design changes.

Where the site is

57 Henderson Row sits in Stockbridge, north of Edinburgh’s city centre. Henderson Row is a well-used street linking the Stockbridge area with nearby routes towards Canonmills, Dundas Street and the New Town.

Because the site is in a sensitive urban setting, changes to the height, roof form, windows and façade are likely to be closely watched by nearby residents, heritage groups and local businesses. The proposed roof works are particularly important because mansard roof extensions can alter the profile of a building as seen from the street and from surrounding properties.

The location is also part of a wider area where commercial, residential and community uses sit close together. A shift from office use to flats would change the daily pattern of activity at the building, replacing workplace occupation with residential use.

Why it matters

This is a notable Stockbridge planning application for three reasons.

First, it would remove office floorspace and introduce residential use at a visible address. Office-to-residential conversions can support housing supply, but they also raise questions about the balance of uses in mixed urban neighbourhoods.

Second, the scheme includes a roof extension and new top floor. That means the application is not only about a change of use inside the building; it is also about how the building would look from the street and nearby viewpoints.

Third, the site has already been the subject of a recent planning dispute. A previous proposal for the building, reference 25/03716/FUL, was refused by the City of Edinburgh Council in December 2025. Reporting on that decision said concerns centred on the scale and proportions of the proposed mansard roof extension and its potential effect on the New Town Conservation Area, with references to City Plan 2030 Policy Env 14 and National Planning Framework 4 Policy 7.

The current 2026 application is a new submission. It again proposes an office-to-residential conversion with roof works, and the council will assess it on its own merits against the development plan and other relevant considerations.

Heritage and design scrutiny

The proposal has already attracted attention from the Cockburn Association, Edinburgh’s long-running heritage and conservation charity. The group has objected to the current application, raising concerns about the scale and proportions of the proposed mansard roof and its effect on the New Town Conservation Area.

That does not decide the application. It does, however, show that the roof form, building height and relationship with the surrounding conservation area are central issues for public debate.

In planning terms, the key questions are likely to include whether the proposed residential use is acceptable, whether the altered roof and façade are compatible with the building and its setting, and how the design responds to the concerns raised during the previous refused scheme.

Who is behind the application

The current application has been submitted for Royal London Mutual Insurance Society. Pritchett Planning is identified as the planning consultant, and CDA is identified as the architect.

The role of the council is to assess the application through the planning process. As of 18 May 2026, the application is still under consideration and has not been determined.

What neighbours may want to check

Residents and businesses near Henderson Row may want to look closely at the drawings on the City of Edinburgh Council planning portal, especially if they are concerned about overlooking, daylight, roof height, construction impacts or the appearance of the building.

Useful points to check include:

• the proposed roof profile compared with the existing building;
• the position and design of the new windows;
• the location of the south-facing balconies;
• any changes to entrances, access or servicing;
• landscaping proposals; and
• how the design is explained in relation to the surrounding conservation area.

Comments on planning applications should normally focus on planning matters such as design, amenity, heritage impact, access, transport, land use and local policy.

What happens next

The City of Edinburgh Council will assess the application, consider consultation responses and public comments, and issue a decision in due course. The application status is currently listed as awaiting assessment.

The case can be found on the council’s planning portal using reference 26/01640/FUL. The address is 57 Henderson Row, Stockbridge, Edinburgh EH3 5DL.